IMPERIALSUGARLAND.COM
IMPERIAL PLANNED
DEVELOPMENT ZONING UPDATE
PROPOSED PLAN STATUS
•Letter received from City staff that addressed areas of concern
with the PD application for Imperial on March 16th.
•Johnson has been working closely with staff to respond to their
comments and a revised PD application will be re-submitted to the
City as soon as possible.
•Johnson’s goal is to meet with all area Homeowner Associations
and other groups of residents before submitting a revised PD
application. We expect this process will be completed in early
June.
•The multi-family request has been reduced from 1,600 units (950
in the Ball Park District & 650 in the Historic District) to 925 units
(600 in the Ball Park District & 325 in the Historic District).
Sta
te H
wy
6
Multi-family in the Ballpark
District has been isolated
to one 20 acre triangular
shaped tract that is
constrained by having the
ballpark stadium and
parking lot on the west
and 1,800 linear feet, or
1/3rd mile, of frontage
facing Nalco on the south.
It has a boulevard on its
eastern property line
which provides a buffer
and transition to the
Attached For-Sale
Residential property that’s
shown in blue.
Sta
te H
wy 6
Proposed multi-family
Proposed multi-family
NALCO
StarTexStadium
Phase 1Phase 2
Phase 3
RetailRetail
Retail
Retail
SingleFamily
Attached Residential
•Ballpark District will be developed in 2 phases of
~300 units each.
•The 1st phase will be built on the western half of the
parcel next to the ballpark.
•Construction of the 1st phase will begin in mid 2012
and it will take ~36 months to complete the
improvements and lease the properties.
•The second phase is estimated to start in mid-2015
and should be completed in 2018.
PROPOSED MULTI-FAMILY REVISIONS
PROPOSED MULTI-FAMILY REVISIONS – CONT.
•The Historic District plan now includes only one
phase of 325 units that will be located in the northern
portion of the site adjacent to the proposed hotel and
conference center and in close proximity to
restaurants, retail shops, offices and civic and cultural
facilities.
•Pending market conditions, total build-out of the three
(3) phases in Imperial is expected to take 9 to 10
years and be completed in 2020-2021.
ECONOMIC AND DEMOGRAPHIC DATA OF
PROPOSED MULTI-FAMILY HOMES IN IMPERIAL*
• Rental Range = $1,294 - $1,779 / month
• Unit Size = 800 – 1,100 square feet
• Average Rental Rate = $1,506 / month (stabilized)
• Average & Median Age of Occupants = 32 & 30 years
• Marital Status of Occupants = 75% Single / 25% Married
• Number of Children = 5% of Residents with Children
• Income Range Required to Qualify for
Average Size Unit = $55,000 - $65,000
• Income Required to Qualify for
Largest Size Unit = $75,000 +
• Income Forecasts = 80% to earn over $60,000 &
40% to earn over $100,000 *Information provided by Sueba USA based on it’s experience managing
comparable Class A multi-family properties in the Houston area
All properties will be constructed with “Condominium
Style” features which will allow for the conversion to
“For Sale” condominiums if determined to be an
appropriate market decision. Features to be
designed into each multi-family home include:
Individual metering of electrical service,
Upgraded interior finishes which may include
granite counter tops, stainless steel appliances,
enhanced ceiling heights, custom interior
lighting, hardwood floor options and other
custom home finishes.
State-of-the-art home security,
telecommunications & high speed internet
systems
Upgraded sound attenuation walls and flooring,
“Green” energy conservation & water efficiency
design elements
QUALITY AND LONG-TERM VIABILITY OF
PROPOSED MULTI-FAMILY HOMES IN IMPERIAL
In today’s market, there is virtually no difference in the design, specifications
and finishes of a mid-rise condominium and a mid-rise multi-family property.
All multi-family homes will be built in
accordance with strict design standards
as required by City ordinance and in
compliance with deed restrictions as
required by the Imperial Property Owners
Association (IPOA).
CONTINUED - QUALITY AND LONG-TERM VIABILITY OF
PROPOSED MULTI-FAMILY HOMES IN IMPERIAL
•To ensure that all improvements built within Imperial including
multi-family housing, retail shops, commercial buildings and civic
& community facilities will be properly maintained over time, the
IPOA will have the authority to enforce standards of quality and
will have the right of access to properties to perform repairs and
maintenance if necessary.
•Additionally, the City of Sugar Land will have the exclusive right
to appoint a representative to the Board of Directors of the IPOA
in perpetuity.
•The City of Sugar Land has also recently adopted an ordinance
that requires an annual license for multi-family developments and
requires an annual inspection of the property to assure
compliance with City Codes.
CONTINUED - QUALITY AND LONG-TERM VIABILITY OF
PROPOSED MULTI-FAMILY HOMES IN IMPERIAL
•The specific terminology used in other Johnson community POA’s regarding the perpetual maintenance of multi-family
properties is as follows:
“Multi-family owners / developers shall have the duty and
responsibility to keep their properties in a well-maintained,
safe, clean and attractive condition at all times. If, in the
opinion of the POA, the owner is failing in its duty, then the
POA may give notice of such deficiency and if necessary,
undertake the care and maintenance required to restore the
property and / or building improvements to a safe, clean and
attractive condition. All costs associated with such repair and
maintenance shall be the responsibility of the multi-family owner…”
VENTURA LOFTS
VENTURA LOFTS
VENTURA LOFTS
VENTURA LOFTS
SUGAR LAND EXISTING MULTI-FAMILY PROPERTIES
2007 APPROVED GENERAL PLAN DRAFT REVISED PD APPLICATION
TO BE SUBMITTED TO THE CITY
1,117 Total Single Family Residential Units in the
Traditional Neighborhood Development (TND)
area. (now the “BALLPARK DISTRICT”)
430 Total Single Family Residential Units in the
BALLPARK DISTRICT
459 Total Multifamily Residential Units in the
Mixed Use / Redevelopment area (now the
“HISTORIC DISTRICT”)
Note:The 2008 Southern Land Co. (SLC) PD
Submittal proposed up to 610 Units
325 Multifamily Residential Units in the
HISTORIC DISTRICT
An undetermined number of additional
Multifamily Residential Units in the Business /
Limited Residential area adjacent to Hwy 6 (now
the “BUSINESS PARK DISTRICT”
Note: The 2008 SLC PD Submittal proposed up
to 1,200 Units
Up to 600 Multifamily Residential Units in the
BALLPARK DISTRICT
Total Estimated Residential Units = 1,576
Total on 2008 SLC Submittal = 2,776
Total Estimated Residential Units = 1,335
(A net decrease of <241> from the 2007
approved General Plan and <1,441> from the
2008 SLC Plan)
COMPARISON OF TOTAL NUMBER OF
RESIDENTIAL DWELLING UNITS BETWEEN
Per Justin Silhavy, Coordinator of Demographics and Planning for the Fort
Bend Independent School District, Lakeview Elementary and Sugar Mill
Elementary currently have excess capacity. Next fall, the two schools are
projected to have the capacity to hold an additional 150 - 200 elementary
students with ease. At the present time, Imperial is the only residential
development that is within the two attendance zones and is currently in the
developing or pre-development stage. In March the attendance zones of
Sugar Land Middle School and Kempner High School were altered in order to
allocate more space for the added students projected in those zones over the
coming years. Total peak enrollment is expected to be 490 students in 2025.
FORT BEND ISD ENROLLMENT PROJECTIONS
BY YEAR FOR THE
“IMPERIAL TRACT” DEVELOPMENT*
Grade Level 2013 2014 2015 2016 2017 2018 2019 2020
Elementary 2 33 68 108 150 180 209 230
Middle School 1 12 24 38 54 68 84 98
High School 0 9 20 35 51 65 80 94
Total Students 3 54 112 181 255 313 373 422
COMPARISON OF FINANCIAL IMPACT
TO SCHOOL SYSTEM BETWEEN
2007 APPROVED GENERAL PLAN DRAFT REVISED PD APPLICATION
TO BE SUBMITTED TO CITY
Estimated Number of Students:
*1,117 Single Family Residential Units @
1 Child / Unit = 1,117+
*459 Multi-Family Units @ 5% = 23
Total Estimated New Students = ~1,140
Total Estimated New Students = 490
(A net decrease of ~ <650> from the 2007
approved General Plan)
Estimated Taxable Value of Imperial at
Build-Out = +$800 million
Estimated FBISD Taxes Paid / Year @
$1.34 / $100 = +$10.72 million
Annual School Taxes Paid by Imperial
Per New Student = ~ $9,404
Estimated Taxable Value of Imperial at
Build-Out = +$800 million
Estimated FBISD Taxes Paid / Year @
$1.34 / $100 = +$10.72 million
Annual School Taxes Paid by Imperial
Per New Student = ~ $21,878
(an increase of 2.3x the 2007 general
plan)
THE WOODLANDS
• 24 sq miles
• 90,000 population
• Population density 3,750 / sq mile
• Median family income $110,000
• Total multi-family housing = ~6.700 units
• Multi-family in the Town Center &
Market Street area = 1,359 units
SUGAR LAND
• 32.5 sq miles in city limits
• 84,511 population
• Population density 2,600 / sq mile
• Median family income $110,327
• Total multi-family housing = ~2,100 units
• Multi-family in Town Center = 167 units
COMPARISON: SUGAR LAND & THE WOODLANDS
MULTI-FAMILY RENTAL:Boardwalk at Town Center 450
The Millennium Waterway 393
Subtotal Existing 843
Future Multi-family (~2012) 400
Total Multi-family Rental 1,243
RETIREMENT RENTAL:Village at The Woodlands Town Center 207
Total Multi-family & Retirement Rental 1,450
TOWNHOMES, CONDOMINIUMS & BROWNSTONES:Waterway Lofts 70
Waterway Court Townhomes 29
Riva Row Townhomes 30
Remington Brownstones 44
Subtotal in Town Center 173
East Shore Park Villas, Condos & TH 72
Savannah Landing Townhomes 30
Oasis Points Condos & TH 34
Subtotal near Town Center 136
Total Townhomes, Condos & Brownstones 309
Total Multi-family in & near
The Woodlands Town Center 1,759
(1,359 existing today & 400 in future)
Total Multi-family in all of Woodlands 6,700+
WOODLANDS TOWN CENTER MULTI-FAMILY
THE WOODLANDS MULTIFAMILY AND TOWNHOME LOCATIONS
IMPERIALSUGARLAND.COM
IMPERIAL PLANNED
DEVELOPMENT ZONING UPDATE
Sta
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6
REFINERY DISTRICT MIXED-USE CONCEPT
Multi-family in the Ballpark
District has been isolated
to one 20 acre triangular
shaped tract that is
constrained by having the
ballpark stadium and
parking lot on the west
and 1,800 linear feet, or
1/3rd mile, of frontage
facing Nalco on the south.
It has a boulevard on its
eastern property line
which provides a buffer
and transition to the
Attached For-Sale
Residential property that’s
shown in blue.
Sta
te H
wy 6
Proposed multi-family
Proposed multi-family
NALCO
StarTexStadium
Phase 1Phase 2
Phase 3
RetailRetail
Retail
Retail
SingleFamily
Attached Residential